Roanoke County, VA Right to Farm: Agricultural Zoning Protection (2026)
Key Facts
- AG-3 minimum lot
- 3 acres, 200-ft frontage
- AG-1 minimum lot
- 1.5 acres, 150-ft frontage
- AG-3 max height/coverage
- 45 ft, 10% building
- Right-to-farm declared
- County policy in both districts
- Commercial feedlots
- Special use permit only
Summary
Roanoke County, Virginia (outside the independent cities of Roanoke and Salem) protects farmland through two rural zoning districts, AG-3 Agricultural/Rural Preserve and AG-1 Agricultural/Rural Low Density, both meant under Sec. 30-32-1 and Sec. 30-33-1 to keep land in farming, forestry, and low-density residential use with large minimum lots.
(A)The AG-3, agricultural/rural preserve district consists of land primarily used as farmland, woodlands, and widely scattered residential development located within the rural service area. Also found in these areas are lands with steep slopes, and groundwater recharge areas. Many of the county's unique natural and scenic resources are found in this district. The purpose of this district is to maintain these areas essentially in their rural state, and attempt to protect sensitive and unique land resources from degradation as recommended in the rural preserve land use category of the comprehensive plan. This may be accomplished by maintaining the existing agricultural lands and preventing the encroachment of incompatible land uses. ... This district is also intended to minimize the demand for unanticipated public improvements and services, such as public sewer and water, by reducing development densities and discouraging large scale development. ... (A)Minimum lot requirements.1.All lots, regardless of sewer and water provisions:a.Area: 3 acres (130,680 square feet).b.Frontage: 200 feet on a publicly owned and maintained street.
Full Breakdown
" Permitted-by-right uses under § 30-32-2(A) include Agriculture, Agritourism, Farm Brewery, Farm Distillery, Farm Winery, Forestry Operations, and both Commercial and Private Stables; Commercial Feedlots require a special use permit under § 30-32-2(B). AG-3's site development regulations at § 30-32-3 require a 3-acre minimum lot (130,680 square feet) with 200 feet of road frontage, a 50-foot front setback, 25-foot side and 35-foot rear yards, a 45-foot height cap, and coverage limited to 10 percent building and 20 percent lot, among the most restrictive dimensional standards in the ordinance.
5-acre minimum lot, 150 feet of frontage, a 30-foot front setback, and coverage capped at 20 percent building and 40 percent lot under § 30-33-3. Both districts sit inside the rural service area, away from the county's public sewer and water lines, and both purpose statements go on to declare that "the right-to-farm has been established as county policy," putting new non-farm residents on notice that agriculture is the priority use in these zones.
Violations & Fines
Developing a use not on the AG-3 or AG-1 permitted or special-use lists, or building without meeting the § 30-32-3 or § 30-33-3 lot, setback, height, or coverage limits, is a misdemeanor under § 30-22(A): a fine of $10 to $2,500, with each day counted separately. The administrator must first mail written notice under § 30-21(B) and allow up to 30 days to correct the violation.
Frequently Asked Questions
What zoning districts protect farmland in Roanoke County?
How big does my lot need to be to build in AG-3?
Can I run a commercial feedlot in AG-3?
Is farming protected from neighbor complaints in these districts?
Sources & Official References
Other rules in Roanoke County
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